CHIEF SECRETARY'S OFFICE

Olk yn Ard-Scrudeyr

Our Ref: DF12/0021 Planning Application Ref.No: 12/01136/B

THE TOWN AND COUNTRY PLANNING ACT 1999

TOWN AND COUNTRY PLANNING DEVELOPMENT (PROCEDURE ORDER) 2005

Planning Secretary Department Of Infrastructure Planning and Building Control Division Murray House Mount Havelock Douglas

| Applicant: | Department Of Infrastructure | | --- | --- | | Proposal: | Alterations and replacement entrance conservatory, Pre-School Assessment Centre Pulrose Road Douglas Isle Of Man IM2 1AT |

In accordance with paragraph 10 of the above Order, the person appointed by the Council of Ministers to consider this application has submitted his report. In accordance with paragraph 10.3(a) and (b), a copy of the appointed persons report is enclosed. On the 25th October 2012, and after consultation, the Council of Ministers accepted the recommendation contained within that report and the application was approved subject to the conditions specified below.

| Date of Issue: 30th October 2012 | | | --- | --- | | Chief Secretary's Office | | | Government Offices | | | Bucks Road | | | Douglas | |

CONDITIONS OF APPROVAL:

1. The development hereby permitted shall commence before the expiration of four years from the date of this notice.
2. This approval relates to alterations and the erection of a replacement conservatory entrance, as shown in drawing no. 2.7206-101 Rev A and Master/01, both received on 10th August 2012.

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Report on Departmental Planning Application

Written Representation Case: Site Inspection held on 27 September 2012 Application by: Department of Infrastructure: For alterations and replacement of the entrance conservatory at the Pre-School Assessment Centre, Pulrose Road, Douglas, Isle of Man.

Introduction

1. This application is a departmental submission for determination by the Council of Ministers. It contains a brief description of the application site and the proposal; background information and relevant policy and a summary of the statement submitted by the planning authority, fuller details being available for reference in the documents on the case file. My assessment, conclusions and recommendation follow.

The application site and the proposal

2. The application site is located at the primary education building on Pulrose Road in Douglas, close to the primary school and in a predominantly residential area. Douglas Golf Course lies to the south-west and the south-east. To the north west there are terraced houses. The existing building is single storey with varying eaves levels and roof designs and the existing conservatory (entrance porch) is located on the south east elevation overlooking the golf course.
3. It is proposed to replace the existing conservatory (entrance porch) with a white UPVC framed structure of similar size. The main difference between the two structures is that the pitch of the new conservatory roof will fall away from the main elevation, rather than from the south west return of the wall adjacent to the entrance. It is also intended to refurbish the railings to the existing ramp by powder-coating the metal sections and inserting coloured panels. A small area of hard standing immediately to the north east of the conservatory would also be replaced. The new conservatory would measure 2.2 \mathrm{~m} \times 2.9 \mathrm{~m} and the height to the eaves above the entrance doors and front window would be 2.5 m .

Background information and relevant policy

4. Various other approvals have been granted planning permission at the building since 1991. These include extensions and refurbishments; the erection of a shelter and the installation of an external door and soft play area.
5. The building lies within an area designated for Primary School use in the Douglas (South) Local Plan 1998 (DSLP) and the planning authority indicates that there are no policies that accompany the plan which are considered to be specifically material to the assessment of this application. General Policy 2 (GP2) of the Isle of Man Strategic Plan 2007 (IOMSP) is applicable in that development, which is in accordance with land-use zoning, will normally be permitted subject to certain criteria being met. However, not all of the criteria in GP2 are relevant and only those set out at (b), (c) and (g) of the policy need to be considered.

Statement by the Planning Authority

6. The gist of the planning authority statement is as follows:

• Douglas Borough Council has no objection to the proposal.
• No other objections have been raised against the proposal.
• No similar proposed alterations to the building have been refused.
• The proposal should be considered on the basis of its impact on the character and appearance of the building and whether or not the proposal would have any adverse effect on private or public amenity.

Assessment and Conclusions

7. I consider that the proposal respects the site, the building and its landscaped surroundings. It is appropriate in terms of siting, layout, scale, materials and design. It is in the same position as the existing conservatory and, in effect, is simply a replacement of the existing which also includes improvement works to the railings and the hard standing. Overall, the proposal is a visual improvement on what already exists and it accords, therefore, in my view with criteria (b) and (c) of policy GP2 of the IOMSP.
8. In relation to criterion (g) of policy GP2, the proposal would not adversely affect any of the living conditions of those who live nearby. It is far removed from any of the nearby dwellings and overlooks the open Golf Course. Because it is an improvement on what is there already it would certainly not have any adverse impact on residential amenity or on the character of the locality generally.
9. In conclusion I find no material planning reason as to why this application should not be granted. It accords with DSLP zoning designation and the relevant criteria of the IOMSP Policy GP3. The other material considerations also indicate that the decision should be made in accordance with these plans.

Recommendation

10. I recommend that planning permission be granted, subject to the two conditions set out in the Planning Authority Statement dated 18 September 2012.

Afulncton

Anthony J Wharton BArch RIBA RIAS MRTPI Inspector